Licensed General Contractor — Richmond Since 1981
General Contractor
in Richmond, BC — Licensed Since 1981
Richmond sits on a river delta. That changes what renovating here actually involves — from permit rules tied to flood elevation to crawl space restrictions that most contractors have never encountered.
Serving Richmond Homeowners Since 1981
Jim Delana has been working in Richmond since the early 1980s. He knows the housing stock — the post-war ranchers and split-levels in Broadmoor and Seafair, the newer family homes in Terra Nova, the heritage character of Steveston Village. And he understands the one thing that makes Richmond different from every other city in Metro Vancouver: this city is built on a river delta, and that fact shapes every renovation project here.
Richmond sits at an average elevation of one metre above sea level. The soil is Fraser River delta deposits and peat. The water table is exceptionally high — in some parts of the city, it is near the surface year-round. That geography is why the City of Richmond's Flood Plain Designation and Protection Bylaw designates all lands in Richmond as floodplain, and why the Flood Construction Level (FCL) applies to residential construction across the entire city. A contractor working in Richmond who does not understand the FCL, crawl space restrictions, and moisture management is not ready to work in this city.
DELANA has been navigating Richmond's flood-plain requirements and permit process since the 1980s. We understand when flood elevation affects your renovation scope, when a Heritage Alteration Permit is required in Steveston Village, and how to build a realistic project around the City of Richmond Building Approvals process.
What does a home renovation cost in Richmond, BC?
Home renovations in Richmond typically run $45,000–$250,000+ depending on scope. Richmond's delta geography adds a layer most homeowners do not expect: if your project involves crawl space work, foundation changes, or any below-grade area, moisture management and flood-plain requirements can expand the scope significantly. Pre-1980 homes in neighbourhoods like Broadmoor and Seafair also commonly contain asbestos-containing materials — testing and abatement are required before demolition begins. DELANA provides a written estimate after reviewing the space and confirming permit requirements with the City of Richmond Building Approvals department.
The most requested projects in Richmond are kitchen renovations, bathroom renovations, and full-scope rebuilds managed by our licensed general contractor team. Read what Richmond homeowners say about working with DELANA.
Our Renovation Services in Richmond
One contractor. One point of contact. Every trade coordinated under one contract.
Kitchen Renovation
Full kitchen renovation under one contract — layout changes, custom cabinetry, countertops, tile, plumbing, and electrical. Permit managed with City of Richmond Building Approvals.
Bathroom Renovation
Bathroom renovation in Richmond — from Broadmoor ensuite upgrades to full bathroom rebuilds in Steveston Village character homes. All scope under one contract.
Home Renovation
Full home renovations in Richmond — kitchen, bathrooms, flooring, and structural changes — under one contract with DELANA as your licensed general contractor.
Custom Home Building
Custom homes built above the Flood Construction Level. Slab-on-grade construction standard. City of Richmond Building Approvals permit process managed in full.
Flooring
Subfloor assessment first — in Richmond's climate, skipping this step leads to problems. New hardwood, engineered flooring, and refinishing throughout.
Custom Millwork
Custom cabinetry and built-ins for Richmond homes. For Steveston Village heritage properties, we work within applicable design guidelines.
Commercial Renovation
Office, retail, restaurant, and medical clinic renovations in Richmond — City Centre, Steveston, and No. 3 Road commercial spaces.
Tenant Improvements
Office, restaurant, retail, and clinic fit-outs — designed and built under one contract with full permit management.
What Renovating in Richmond Actually Involves
Richmond's Flood Plain and the FCL
The City of Richmond's Flood Plain Designation and Protection Bylaw designates every property in the city as floodplain. This is not a risk designation for some properties — it applies to all of them. The Flood Construction Level (FCL) sets the minimum elevation for habitable floors in any building, and no furnaces or fixed equipment susceptible to flood damage may be located below the FCL. In practical terms, this means livable basement space is severely restricted in Richmond. The City's zoning bylaw limits crawl space height to 1.5 metres — specifically designed to prevent below-grade conversions into habitable space. When a Richmond renovation involves the crawl space, foundation, or any below-grade area, we confirm FCL compliance with the City of Richmond Building Approvals department before the scope is finalised.
Steveston Village — Heritage Renovation
Steveston Village is Richmond's original townsite, designated as a Heritage Conservation Area in 2009. For the 17 protected heritage buildings in Steveston, a Heritage Alteration Permit (HAP) is required before any exterior alterations, new construction, demolition, or repair work. For non-heritage properties within the Steveston Village boundaries, a Development Permit is required for exterior changes to ensure the work respects the area's heritage character. Steveston Village is also uniquely exempt from the standard FCL elevation requirements — a detail that can affect the scope and cost of renovation work there compared to the rest of Richmond. DELANA identifies whether a Heritage Alteration Permit or Development Permit is required during the initial site visit and accounts for the City's approval timeline in the project schedule.
Moisture Management in Richmond
Richmond's high water table and poorly drained delta soils make moisture management a central concern in almost every renovation. The city is protected by 49 kilometres of dikes and 39 pumping stations — but inside older homes, moisture damage accumulates in crawl spaces, subfloors, and perimeter foundations over decades. When we open walls and floors in Richmond homes, we commonly find subfloor rot and drainage problems that were not visible before demolition. We build a 15–20% contingency budget into every Richmond renovation scope and confirm drainage, sump pump, and vapour barrier requirements during the site assessment.
Recent Work in Richmond
Broadmoor Kitchen and Bathroom Renovation — 2024
A 1962 split-level home in Broadmoor, Richmond. The scope included a full kitchen renovation — structural wall removal, custom cabinetry, new countertops, updated plumbing and electrical — plus a principal bathroom rebuild. During demolition, asbestos-containing floor tiles were identified. We managed the abatement through a licensed contractor before framing work began. Outdated galvanized plumbing was replaced throughout the affected areas. City of Richmond Building Approvals permits were pulled for structural, plumbing, and electrical work. Total scope: $95,000. Timeline: 12 weeks.
Project details based on representative work — client details withheld for privacy.
From Richmond Homeowners
What Richmond Homeowners Say
"Jim renovated our kitchen and two bathrooms in our Broadmoor home. He warned us upfront about the asbestos in the old floor tiles and managed the whole process properly. The renovation came in on budget and on time. We would hire DELANA again."
"We had a full home renovation done in our Steveston Village property. Jim understood the permit requirements and the heritage guidelines from day one. Everything was done right — no surprises, no shortcuts."
Questions Richmond Homeowners Ask
A building permit from the City of Richmond Building Approvals department is required for most significant renovation work — including structural wall changes, plumbing relocation, new electrical circuits, and gas work. Cosmetic changes like replacing cabinets, countertops, or flooring typically do not require a permit. We confirm permit requirements for your specific scope during the initial site visit and manage the application with the City of Richmond.
The FCL applies to all properties in Richmond because the entire city is designated floodplain under the Flood Plain Designation and Protection Bylaw. It sets the minimum elevation for habitable floors and restricts how below-grade areas can be used. If your renovation involves the crawl space, basement, or foundation — or if you are considering adding living space below grade — the FCL requirements will affect what is possible and how the scope is structured. DELANA confirms FCL compliance during the site assessment before finalising any project scope.
It depends on the scope. Interior renovations that do not affect the exterior character of the building typically do not require a Heritage Alteration Permit. Exterior changes, additions, or visible alterations on a protected heritage building require a HAP from the City of Richmond. For non-heritage properties within the Steveston Village Heritage Conservation Area, a Development Permit is required for exterior work. DELANA confirms all heritage and development permit requirements during the initial site visit.
Homes built in Richmond in the 1950s through early 1980s — including Broadmoor, Seafair, and Shellmont — commonly contain asbestos-containing materials in floor tiles, textured ceilings, roofing, and pipe insulation. Testing by a licensed assessor and abatement by a licensed contractor are required before demolition begins. These homes also frequently have outdated knob-and-tube electrical and galvanized plumbing that need to be replaced when walls are opened. We account for these standard conditions in the project scope and budget.
DELANA Interiors has been completing renovation and construction projects in Richmond since 1981. Jim Delana has worked across Richmond's neighbourhoods — Broadmoor, Steveston Village, Terra Nova, Seafair, and the surrounding areas — throughout his career. Richmond's delta geography, flood-plain permit requirements, and heritage rules in Steveston are conditions our team has been navigating for over 40 years.
A realistic contingency budget for any Richmond renovation is 15–20% above the base project estimate. Richmond's high water table and delta soils mean that moisture damage, subfloor rot, and drainage issues are discovered regularly once demolition begins. For older homes, add abatement costs for asbestos-containing materials and upgrades for outdated plumbing and electrical. We provide a written estimate after reviewing the space — and we identify known risk areas before quoting, not after work starts.
Have more questions? Contact us — we reply same day.
Serving Richmond and Surrounding Areas
DELANA Interiors serves all of Richmond — Steveston Village, Broadmoor, Seafair, Terra Nova, Brighouse, Hamilton, Shellmont, Granville, and surrounding neighbourhoods.
Ready to start your Richmond renovation?
Tell us what you are planning — a kitchen, a bathroom, a full home renovation, or a new build. We review the space, confirm the City of Richmond permit requirements, and check for FCL considerations and any Steveston heritage rules that apply to your project. You get a written estimate before any work begins. We can typically meet within one week of your enquiry.
Call Now — (236) 858-8187